Chelmsford Housing Strategy 2022 2027 - March 2022 - Appendix
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Appendix 1 Chelmsford Housing Strategy 2022 - 2027 March 2022
Foreword
Stephen Robinson
Leader of the Council
Stephen.Robinson@chelmsford.gov.uk
01245 605888
Graham Pooley
Cabinet Deputy for Affordable Housing
Graham.Pooley@chelmsford.gov.uk
01245 606913
Contents
Page
Introduction 1
Our Vision 3
What do we want to achieve through this Strategy 4
Our Strategic Priorities 5
Policy Context 6
The Way Forward 7
Annex 1 Glossary 16
Appendix 1 - Chelmsford: the housing policy context 18
Appendix 2 - Chelmsford Housing Strategy Consultation 20
Appendix 3 - Action Plan and Outputs 33
Photos pages 4, 6, 7, 10, 15, 16 and contents page, City Park West, courtesy of Notting Hill Genesis
Photos pages 3, 8 and front cover, Beaulieu, courtesy of L&Q
Photos pages 5, 12, 15 and 28 courtesy of CHP
Introduction
We face an unprecedented challenge in meeting Over the last decade the private rented sector the supply of supported accommodation to
the need for affordable homes for rent in was able to help in providing a supply of homes reduce rough sleeping in the City. This work has
Chelmsford. Despite maintaining a good supply as an alternative to affordable homes through the been a major success for the Council and its
from new-build homes in recent years, overall public sector. The private rented sector has partners. Some particular areas of support, such
affordable supply is not keeping up with demand grown to replace conventional affordable housing as for mental health, domestic abuse, and young
and there is a chronic undersupply of larger as the second largest type of tenure in people, which in some instances are more
three- and four-bedroom affordable homes for Chelmsford. Unfortunately, due to rising house prevalent than rough sleeping in Chelmsford,
rent. In addition, supply from the existing 10,000+ values and rental levels, this sector is now also need to be addressed, but have been
affordable homes in the City Council's area becoming too expensive for most people on overlooked by national policies and opportunities
through relets has reduced in recent years. lower incomes and its potential to provide an for funding and development.
alternative to affordable homes is reduced. What
Together these factors have created a backlog of has previously been a substitute for undersupply Meeting the needs of the City's ageing population
urgent housing need amongst families in of affordable housing, has now become another is also a major challenge. This can include a
Chelmsford, whether due to homelessness or cause of need. Improving the links between range of options and possibilities, from helping
overcrowding. We now face a supply lower than housing need and the privately rented sector as people remain in their homes to demand for very
anticipated when we last assessed the need for the second most affordable option in Chelmsford, specialist provision, which is part of health and
affordable homes in 2015/16. Consequently, there is another priority of this Strategy. care commissioning rather than housing.
is more reliance on temporary accommodation to Working with partners to create a better strategic
address this gap and the time spent in temporary Our Homelessness and Rough Sleeping Strategy approach to our ageing population, including the
accommodation before a settled permanent has helped to mitigate some of the need for possibility of improving the supply of homes by
property becomes available is increasing. affordable housing through the prevention of helping people move to homes that are more
Creating an increase in the overall supply of homelessness, but this is a constant challenge, appropriate to both their needs and aspirations,
affordable homes, in particular the supply of as the local housing market becomes more whether for the short or longer term, is a priority.
larger homes, is therefore the focus of this expensive compared with local incomes and This will require a high degree of understanding
Strategy to meet the needs of those who are benefit levels. Since the summer of 2020, we as well as working with a range of partners.
homeless or overcrowded. have worked with a range of partners to increase
Chelmsford Housing Strategy 2022 - 2027
Page 1
As a stock-transfer authority, the Council is
reliant on the cooperation of partners to meet its
range of housing needs. It is important we help
them understand our local housing need, in
particular those aspects that are more unique to
Chelmsford than some of our surrounding
districts. It is our intention to use this Strategy to
inform and influence partners who work at local,
regional and national levels, aligning the plans of
others as best we can to the housing needs of
Chelmsford. A Statistical Appendix to this
Strategy provides more detailed information on
housing need and supply in Chelmsford.
To make best use of opportunities in the future,
we also need to reflect on the way that we work
as an organisation to make sure that we can
innovate and collaborate to meet our residents’
needs. We have already begun to make
changes to support a new approach, applying to
become an investment partner with Homes
England and bringing our Strategic Housing
Service under the same directorate as Planning.
Chelmsford Housing Strategy 2022 - 2027
Page 2
Our To address the housing needs of all
Chelmsford residents so everyone can
reasonably aspire to having a home that
Vision meets their needs.
What do we want to achieve through this Strategy?
We want a better supply of homes that best meet The Council's own resources will not be enough
the needs of those who are homeless, to bring forward the changes we want to see, so
overcrowded or living in homes that are better collaboration with Registered Providers,
unsuitable for their needs. This doesn't just mean local community groups, housing developers,
more affordable homes, although we must government agencies and other local authorities
address the current deficit in affordable housing is essential. We want to work with partners that
supply overall, but especially homes of a will help us all make best use of land, properties,
particular size and type that will also help speed funding, and expertise. Some of the aims of this
up the supply from the existing housing stock, Strategy are intended to create a more
which has been slowing down in recent years. innovative and effective environment for all these
organisations to collaborate on turning our vision
An increased supply and better mix of additional into reality.
affordable homes will reduce the number of
people waiting to be housed and the time they To achieve this, we need to keep our partners
spend waiting. This increased supply of and residents informed about the changes in the
affordable housing also reduces reliance on need for and supply of affordable and specialist
temporary accommodation. housing in Chelmsford, including the gaps we
have identified between what has been planned
We also want to support the private rented sector. for and what is now needed.
The private rented sector is now the second most
common type of tenure in Chelmsford and For partners, we hope to encourage more
despite the recent increase in rental levels, it still focused and enhanced investment in new homes
represents the next most affordable option for and the better management of existing homes.
those on lower incomes. Supporting this sector
will continue to help reduce the demand for For residents, this Strategy will help explain what
affordable housing. the Council is seeking to achieve.
This Strategy, along with our Homelessness and
Rough Sleeper Strategy, will form the future focus
of the Council's Strategic Housing Service and
sets out a comprehensive package of initiatives
and interventions aimed at tackling the range of
local housing issues faced in Chelmsford.
Chelmsford Housing Strategy 2022 - 2027
Page 4
Our Strategic Priorities
We have set the priorities of this Strategy based on the actions that are required to achieve a better, more balanced supply of homes that meet the Council's
statutory duties and the City's strategic housing needs.
1) Increasing the supply of affordable homes with a focus on larger units
2) Increasing the supply of affordable homes from the existing housing stock
3) Supporting landlords and tenants of privately rented homes
4) Enabling the right supply of specialist housing to meet local need
5) Developing effective partnerships
6) Monitoring trends and performance to inform future actions
Chelmsford Housing Strategy 2022 - 2027
Page 5
Policy Context
As indicated earlier, this Housing Strategy and our Homelessness and Rough Sleepers Strategy form
the priorities for the Council's Strategic Housing Service. It will also play an important role in supporting
our wider aims, set in our Corporate Plan, Local Plan, Health and Wellbeing Plan, and Climate and
Ecological Emergency Action Plan. Further details highlighting the important links between these, and
other documents, are included in Appendix 1.
Preparing this Housing Strategy has highlighted the need to review and update housing-related
evidence and data such as that which informs the Local Plan and other corporate documents. This will
be actioned as these documents are reviewed themselves.
Consultation
During Summer 2021, we consulted on a draft outline of a Housing Strategy. This helped us
understand the issues which were most important to residents, local organisations including key
employers, local community groups and housing organisations.
This has helped us set the priorities for this Strategy and will influence some aspects of its
delivery, as well as how we communicate its progress.
More information about the response to this consultation and changes to the final version of this
Strategy can be found in Appendix 2.
Chelmsford Housing Strategy 2022 - 2027
Page 6
The Way Forward
For each of our Strategic Priorities we have set A reduction in the number of families in
out a range of initiatives and interventions which temporary accommodation and the length of
we would like to implement with our partners. time they spend waiting.
A reduction in the cost to the Council in
1) Increasing the supply of affordable having to provide temporary accommodation.
homes with a focus on larger units
An improvement in the supply from the
existing stock as families are helped to move.
The Strategic Housing Market Assessment
(SHMA) last updated in 2015, identified an
annual net need for 175 affordable homes for Action:
rent. This figure made assumptions about the
turnover from within the existing stock of 1a Ensure compliance with the dwelling
affordable homes. Since the publication of this mix identified in the Council’s current
assessment, the proposed level of supply from SHMA to help achieve the aim of
new build is now not sufficient to meet the current
increasing the supply of larger
levels of demand, partly because the supply
(relets) from the existing stock of affordable affordable dwellings for rent.
homes is much lower than anticipated in the
assessment.
The Council's SHMA identified that 9.7% of all
The SHMA identified an annual net need for 29 new affordable homes for rent should be four-
affordable four-bedroom homes and 113 bedroom properties to meet the housing need;
over the last few years, this has been much Action:
affordable three-bedroom homes. Over the last 3
years (2018-2021) the average annual supply, lower. Achieving the percentage of four-bedroom
homes for affordable rent identified as required
1b As part of the future review of the
whether new-build homes or relets, has been 51 Local Plan, explore the option of
three-bedroom homes and only 3 four-bedroom could provide three times as many four-bedroom
homes from the third year of this Strategy increasing the current level of 35% of
homes. affordable homes, including 22%
compared with the past few years. Whilst
delivery through this action would not occur until affordable housing for rent, from new
In addition to achieving the annual net need
identified in the SHMA, an additional supply of 10 2024/25, it would create a sustainable supply of development sites with need
three and 8 four-bedroom affordable homes for larger homes, without compromising any other evidenced through the preparation of
rent each year throughout the lifetime of this affordable housing supply. a new SHMA.
Strategy will create the following outcomes:
Chelmsford Housing Strategy 2022 - 2027
Page 7It is important for the Council to address the The Council will seek to increase the proportion Action:
current imbalance between the supply and of larger affordable homes for rent where the
demand for affordable homes. The Council will overall number of homes exceeds the original 1e Identify smaller sites that could
review our planning policies to ensure we Local Plan number for sites. Also, the Council provide additional larger affordable
maximise delivery of new affordable homes for may use its discretion to reduce the number of homes.
rent through the planning system. additional homes than would currently be
required if there was a larger proportion of four-
bedroom affordable homes for rent delivered than There are a number of small sites owned by the
Action: identified in the SHMA, helping to reduce the Council and others which could be redeveloped
1c Maximise First Homes sites to meet existing backlog more quickly and achieving a to provide larger affordable homes. One of these
better overall balance of affordable homes. sites is expected to be completed in 2023, the
local housing needs.
others in following years.
National planning policy requires a proportion of
homes on ‘exception’ sites to provide First
Homes which must be no more than 70% of
market value. The remaining homes on these
sites could be three- and four-bedroom affordable
homes for rent. Exception sites are those where
the need for housing outweighs the prevailing
planning policy presumption against
development. The Council has approved a new
First Homes Planning Advice Note which sets out
our local priorities whilst implementing the
national policy requirements.
Action:
1d Seek a more strategic mix of
affordable homes on planning gain
sites.
Chelmsford Housing Strategy 2022 - 2027
Page 82) Increasing the supply of affordable Action: Action:
homes from the existing housing
stock 2b Reduce the number of vacancies and 2d Convert other tenures to affordable
long-term voids in stock owned by homes for rent.
Registered Providers.
As we now face a supply lower than anticipated
when the Council last assessed the need for
The outputs relating to actions 1a – 1e above are
affordable homes in 2015, we also need to create
Whilst this technically does not constitute new not immediate, therefore, it is prudent to consider
a better supply from the existing stock of
stock, there are at present in the region of 160+ how additional larger affordable homes for rent
affordable homes. In 2015, the available level of
vacant units within Chelmsford and bringing can be delivered within a shorter timescale. One
relets was approximately 6% but by 2021 has
these units back into use more quickly would option is to convert new homes that are planned
reduced to approximately 3%. This represents a
help to meet the needs of residents on our for other tenures, such as shared ownership, to
reduction of around 200 units per annum. An
housing waiting list. affordable rented homes.
increase in the supply of affordable homes can in
part be achieved through an increased supply of
larger new build affordable homes for rent but Action: Action:
there are other actions that could also improve
the supply of larger affordable homes. 2c Reduce the number of empty 2e Work with partners, in particular
homes. Registered Providers, to identify sites
that have an existing planning
Action: permission and that could be
2a Make better use of existing housing
Most property owners either live in their property developed to provide a better mix or
or rent it to others. A small number will have increased level of affordable homes.
stock owned by Registered Providers. homes that are empty whilst undergoing repairs,
renovation or pending sale or transfer. An even
smaller number may become empty for longer This will take time to identify, plan and redevelop,
There may be a small number of existing homes
periods, possibly even falling into disrepair as a and in some cases might not be delivered in the
that could be extended and refurbished, e.g.,
result. The Council will continue to monitor next five years. It is important that the
two- to three-bed and three- to four-bed. This is
empty homes, encouraging owners to bring them momentum for improving the supply of affordable
unlikely to produce more than one or two
back into use and taking enforcement action homes extends beyond the five-year lifespan of
additional homes each year but should be less
including the option of compulsory purchase. this Strategy, taking into account the possibility
expensive and quicker than building new homes.
that needs may change in the future.
Chelmsford Housing Strategy 2022 - 2027
Page 9districts to improve choice and mobility to cost-effective solution. Even with a reduced
Action: increase the 'churn' of the existing housing construction time, they will still take months.
2f Explore ways to make best use of the supply. We will also continue to monitor the
allocation of homes to ensure the Council has the More information about the types of temporary
Council's housing policies for the
right number of properties available to nominate accommodation used by the Council, the costs
allocation of homes. families to, and if possible, exceed this number to and need can be found in the Statistical
help reduce a backlog. Appendix to this Strategy.
The combination of these actions will result in a
better supply of larger affordable homes, which in 3) Support for landlords and tenants
turn will increase the supply of smaller homes, as
well as addressing the current backlog of families of rented homes
in temporary accommodation. Most of these
actions though will not create an immediate Despite the rising cost of local rents, privately
improvement within the next 12 months so we renting a home in Chelmsford is still less
also need to plan how to meet the most urgent expensive than other types of 'intermediate'
need in the meantime. affordable housing such as First Homes and
shared ownership. To supplement the limited
supply of affordable homes to rent, we therefore
Action: need to work as closely as possible with
landlords and tenants in the private rented sector
2g Improve the supply and cost of to help those on lower incomes access and
temporary accommodation. retain homes. It is also important that all rented
properties are maintained to a good standard.
Creating more larger homes that can be used for
temporary accommodation will be necessary in Action:
2022, bridging the gap between current and
future supply. The Council is purchasing an 3a Produce and make available clear
additional number of larger homes to be used as guidance to private landlords and
The Council already gives priority to anyone in
affordable housing who wants to move to a temporary accommodation. This is the only way tenants to help improve
smaller home, freeing up a much needed larger, to make sure it can meet its statutory duties to understanding of their rights and
affordable home. As well as working with homeless families during the first year of this duties, including how to resolve
partners to promote this, we also want to explore Strategy. We will also look for suitable sites on problems.
the possibility of working with neighbouring which to place additional pre-fabricated homes
('modular units') as these are the most
Chelmsford Housing Strategy 2022 - 2027
Page 10This will help drive up the quality of independently in the longer-term. Others will
accommodation and reduce the risk of tenants Action: need an increasing level of help and support to
losing their homes through lack of understanding. live as independently as possible, for example
3d Provide clear guidance and those with enduring support needs like learning
information for local councillors and disabilities or old age.
Action: others to help them understand the
roles and responsibilities of the Since 2020 the Council has worked with the
3b Launch a forum for private landlords.
Council and landlords (both social and Government's request to provide accommodation
private) to support them when dealing to everyone at risk of sleeping rough. The
It can be difficult for landlords to keep up to date locally with housing issues. Council has worked with partners to create an
with their legal duties, find out about local and additional 38 units of accommodation with
national sources of help and support, and support for single people, with 35 more places
understand and follow local housing trends. planned up until the end of 2021/22. We want to
Being able to provide information quickly and
Most do not have the resources available to maintain this momentum, with partners, to
clearly can help reduce the risk of problems
Registered Providers and yet this sector is larger include a wider range of support needs as part of
escalating and in some cases the risk of
and has been growing faster than the social this Strategy.
homelessness.
housing sector. The Council needs to recognise
the strategic contribution it makes and establish The Statistical Appendix provides more detailed
what support we can provide it. 4) Enabling the right supply of information on the need for additional specialist
specialist housing to meet local residential accommodation to meet the need
identified in this Strategy.
Action:
need
3c Introduce routine monitoring and Some people need more than just a home they Action:
reviews with Registered Providers can afford; there is a need for some homes to be
operating in Chelmsford. designed or adapted to meet the need of those 4a Maximise opportunities through
with physical disabilities, including homes for existing planning policy to meet the
families with children and those needing additional specialist housing needs
Feedback from those Registered Providers we temporary accommodation. Disabled Facilities identified in this Strategy.
have consulted has been very positive and most Grants provide an option for existing homes to be
have said that they would like to continue to have adapted, preventing the need to move.
further contact to improve partnership working. Adopted Local Plan Policy DM1 allows the
We will continue to collect and assess data from For others, there is a need for support linked to Council to secure specialist residential
Registered Providers, for example the number of the provision of a home. This could be to help accommodation on new development that
new homes, lettings, complaints, and local issues. them overcome issues such as mental health or exceeds 100 homes. Although the need for
This will allow the Council to review performance. domestic abuse, enabling a move to live various groups has been identified (see Actions
Chelmsford Housing Strategy 2022 - 2027
Page 114c-4g), some needs may be so urgent that other struggle to access services without more settled with disabled children. The Council also wants to
options will be needed for some groups in the accommodation. This could help prevent the publicise Disabled Facilities Grants, which can
meantime. escalation of problems for those with moderate provide assistance for those with an existing
support needs. home which is no-longer suitable for their needs.
However, there is a gap in meeting the needs of
Action: those households who become homeless and
Action: need a suitable property as temporary
4b Complete the programme for
accommodation, including families with disabled
providing supported accommodation 4d Provide suitable temporary children.
for those at risk of rough sleeping. accommodation for those with
physical disabilities and publicise the
Disabled Facilities Grant. Action:
This has largely been funded by grants from
central government, providing around an 4e Ensure there is an adequate supply of
additional 40 bedspaces since summer 2020, specialist accommodation for those
with another 30 or more to be in place by March experiencing domestic abuse.
2022. We will then review our plan to eliminate
rough sleeping and as part of the review of the
Council's Homelessness and Rough Sleeping Both this Council and Essex County Council
Strategy, identify which other gaps may still need have new legal duties under the Domestic Abuse
addressing and plan accordingly. Act to provide accommodation with support to
anyone who is at risk of homelessness because
of domestic abuse. Once Essex County
Action: Council's Domestic Abuse Strategy is available,
the requirements it identifies will be incorporated
4c Identify opportunities and bring
into both this Strategy and our Homelessness
forward plans to meet the needs of and Rough Sleeper Strategy.
those who need support and
accommodation due to mental ill-
health. There are planning policies to provide some new Action:
affordable homes that are specifically designed to
4f Improve the provision of temporary
meet the needs of households with physical
The existing provision has not grown in line with disabilities, but there is a gap in meeting the
accommodation for young people.
current needs. There is a need for needs of those households who become
accommodation with support that can help those homeless and need a suitable property as Essex County Council, as the social care
who have yet to have a formal diagnosis and may temporary accommodation, including families authority, has responsibility for the care of young
Chelmsford Housing Strategy 2022 - 2027
Page 12people under the age of 18 but district councils There is a large demographic change in the and would also create a better framework for
have duties to anyone over 18 when they leave proportion of older people which has not been further innovation.
care. There are also a number of young adults fully assessed nor addressed at either a local or
who may never have been in care but may be national level. A number of our partners such as
vulnerable and need support. From 2022, Essex County Council and CHP are already Action:
Chelmsford City Council will be working in reviewing some aspects of these changes, but
5a Seek Homes England Investment
partnership with Essex County Council and these will understandably relate to their particular
areas. As the local housing authority, this Partner Status.
Colchester Borough Council to provide a night
stop scheme which will provide temporary Council needs to understand how this will affect
accommodation with support for young people the need and demand for homes locally. From
consultation we have identified a number of local This will open up more opportunities for funding
who become homeless. This will help establish
organisations such as parish councils who may on sites the Council may want to develop in the
more clearly the need for more settled
be interested in also working to deliver a better future for a range of affordable homes as well as
accommodation, with support, for those between
supply of homes for this purpose, which could more specialist provision including a dedicated
18 and 25 years old.
also help improve the overall supply of homes in site planned for Gypsies and Travellers.
the area.
Action: Action:
4g Improve the provision of existing 5) Developing effective partnerships 5b Join the Gateway to Homechoice
accommodation for young people. Scheme
The Council is not a stock-holding authority. It
can only be successful in achieving the actions
The Council will continue to work with Registered outlined in this Strategy through working with key As a stock-transfer authority, Chelmsford relies
Providers already providing supported housing partners, whether Registered Providers, on our arrangements with Registered Providers
for young people to support them to improve and housebuilders, private landlords, local district to deliver offers of settled accommodation to
increase their offer where possible. councils or other governmental bodies. Levering- residents on our Housing Register. Most of the
in new investment to our area will be essential to surrounding districts in Essex (Braintree, Maldon
meet our future housing needs and the Council and Rochford) are stock-transfer authorities like
Action: will work with all public agencies to achieve this. Chelmsford. The Gateway to Homechoice
Similarly, the Council will look to deploy its own Scheme operates a common policy for the
4h Work with partners to improve our resources, whether land or funding, through allocation of homes through a choice-based
joint understanding of the housing partnership working to deliver the maximum lettings system, where social housing properties
issues for an ageing population and impact. There are some new partnerships we are advertised in the local authority areas of
whether there is a need for a new want to create which will help deliver some of the Babergh, Braintree, Colchester, East Suffolk,
strategy to deal with this. actions already mentioned above in this Strategy Ipswich, Maldon and Mid Suffolk. Joining the
Gateway to Homechoice Scheme expands
Chelmsford Housing Strategy 2022 - 2027
Page 13opportunities to find settled accommodation for The Council is supporting the Rural Communities development ventures. The structures and
residents on Chelmsford's Housing Register. Council of Essex (RCCE) as part of Eastern motivations for this vary. We will consider
Community Homes and others to work with local whether there would be advantages to either that
community groups interested in developing would deliver tangibly more affordable homes in
Action: homes to meet the housing needs of specific the medium-to-longer term.
local groups, who may otherwise be marginalised
5c Explore new housing partnerships to by more conventional developments.
maximise additional affordable 6) Monitoring trends and
housing supply. performance to inform future
Action:
actions
There is a growing number of 'for profit' as well 5e Seek targeted partnership working
as 'not for profit' Registered Providers who may with Essex County Council. The Council's Strategic Housing Service will
have the financial capacity to compete for sites continue to monitor its performance in meeting
on the open market to provide a higher proportion housing need, including the number and
of affordable homes. In some cases, these ‘for Essex County Council has a statutory role to breakdown of households needing temporary
profit’ Registered Providers will work with existing ensure the housing needs for vulnerable people accommodation, details of those seeking homes
'not for profit' Registered Providers for the and those with special requirements are met. through the Housing Register, and how
allocation and management of new homes, There are several housing issues and challenges accessible the privately rented sector is for those
creating the possibility of a new kind of that overlap between the housing strategies of in housing need.
framework for the development and management our two councils. Continued partnership and
of additional homes. collaboration is vital to address these matters, for We shall routinely review and report on the
example the housing issues of younger people, progress of this Strategy and will continue to
Working with a wider range of local housing older people and those suffering domestic abuse. speak with those we have worked within
authorities through the Gateway to Homechoice developing this Strategy.
Scheme will also create opportunities to work
with other local authorities that have a mutual Action: There will be new policies, ideas and examples
interest in developing more affordable homes of good practice at national and local levels that
across a wider geographical area. 5f Explore issues and benefits of we do not want to exclude from our strategic
developing joint ventures and local approach to meeting housing need in
housing companies to improve the Chelmsford during the lifetime of this Strategy.
Action: supply of affordable homes. So, whilst we want to start implementing the
Strategy's action plan from the beginning of
5d Develop community-led housing 2022, we shall also consider other options as
partnerships working with Eastern Some local authorities have developed local part of our ongoing commitment to innovation
Community Homes. housing companies and established new joint and collaboration.
Chelmsford Housing Strategy 2022 - 2027
Page 14Conclusion
Beginning in 2022, this Strategy will be delivered over five years and will put in place a more strategic
approach to understanding and responding to housing need. This will continue beyond the life of this
Strategy.
It will take time to create opportunities to enable larger new-build affordable homes through changes to
the implementation of our existing planning policies and the future review of policies within the Local
Plan.
Over the next five years, there are six strategic priorities that the actions identified in this Strategy
should enable us to deliver and develop. Whilst the outcomes will not be delivered at the same time, it
is essential that all actions identified in this Strategy commence immediately.
In the first year of this Strategy, we will need to continue to respond to the growing need for temporary
accommodation, finding the most cost-effective solutions until other longer-term outcomes are realised.
Improving choice and options for existing tenants of affordable homes can happen sooner, as can some
conversions of existing homes, improving the supply of the homes that are most needed.
Understanding and providing targeted support for residents and landlords in the private rented sector
can also commence quickly and help sustain the strategic role it plays in reducing demand for
affordable housing.
During years two and three (2023 and 2024), we would expect to see some additional homes becoming
available, which will begin to address the gap between need and supply. Our continuous monitoring of
housing need will also help inform any changes that may be needed to policies when we review our
Local Plan.
By years four and five (2025 and 2026), the additional supply planned for in this Strategy will begin to
improve the supply from the existing stock, the backlog of larger families in temporary accommodation
will be cleared and new policies will be in place to secure an ongoing additional supply from new
development that should have the same effect on speeding up the overall supply, leading to more
homes being available each year.
Chelmsford Housing Strategy 2022 - 2027
Page 15Annex 1 Glossary
Affordable Homes – defined by the National Benefit Cap – a maximum amount of benefit for Housing, Communities and Local
Planning Policy Framework in 2021 as: “housing payment a person or household is entitled to Government (MHCLG).
for sale or rent, for those whose needs are not receive. For a couple or single parent outside of
met by the market - including housing that London this is set at £20,000 including housing
provides a subsidised route to home ownership costs / rent.
and/or is for essential local workers”. The
National Planning Policy Framework then Community Led Housing – housing
provides further definitions of the following types developments, instigated and led by local
of affordable housing - Affordable housing for community groups to provide homes for local
rent; Starter Home; Discounted market sales people, often from a particular area such as a
housing; Other affordable routes to home village, or a particular group such as ex-services,
ownership.” or older people.
Affordable Rented Homes – often used as an Choice Based Lettings – a way in which
alternate description of social housing, homes affordable homes are allocated to those in
usually owned and managed by housing greatest need, by advertising homes that are
associations which charge a slightly higher level available to be let. Applicants choose which
of rent, this also includes any service charges. ones they would like to be considered for, making
The rent should be no more than 80% of the local the allocation of homes more transparent and
market rent for a similar property but often it is giving choice to those who are eligible to apply.
required that the rent will not be above local
benefit levels to make sure that a loss of income Disabled Facilities Grants – funding provided
does not lead to homelessness. by district councils as a grant to help with the
cost of adapting homes for people with a
Allocations Policy – the policy and process for disability. The grants are means-tested and often
allocating homes to those known by the council based on the recommendation of an
to be in housing need. People need to register occupational therapist.
for housing (on a local Housing Register) and will
be given priority based on the urgency of their Department for Levelling Up, Housing and
situation. Communities – department of central
government that gives directions and support to
local councils responsible for housing and
homelessness, previously known as the Ministry
Chelmsford Housing Strategy 2022 - 2027
Page 16First Homes – a recent type of affordable homeless, are identified and met. In two-tier policy for affordable homes. Compliance will
housing, sold by developers with a discount of at areas (where there is a county council) the vary from site to site, for example it is less likely
least 30% to first time buyers with a price cap of district council is the local housing authority. In that the development of apartments will be able
£250,000 after the discount is applied. In Chelmsford, this is the City Council. to provide larger homes. Sometimes it may not
Chelmsford this limits the homes to one- and two- be financially viable to meet all obligations, due
bedroom properties at the 30% discount. 25% of Local Plan – plans made by the local planning to the need to mitigate flood risk, contamination
affordable homes in each district will have to be authority for the development of new homes and of land, or unforeseen market changes.
First Homes. infrastructure in the area, based on the National
Planning Policy Framework. SHMA (Strategic Housing Market
Homes England – a national government Assessment) – a study carried out to identify
organisation that provides funding to Registered National Planning Policy Framework – sets the need for affordable homes in an area. This is
Providers to help them meet the cost of providing out the Government's planning policies for part of the evidence used to inform the policies in
affordable homes where they are either providing England and how these are expected to be a council's local plan. The assessment takes
more than is required by local policies, or in some applied. account of the supply from the existing affordable
cases where it is not otherwise financially viable homes, local income levels and the cost of
to meet local policies for affordable homes. Ombudsman – a government organisation that buying or renting on the open market, and the
reviews the way complaints have been dealt with number of households in housing need, including
Housing Register – a list of people needing and can make orders to rectify problems and those who are homeless, to calculate how many
affordable housing in Chelmsford, managed by award compensation. The Housing Ombudsman and what type of affordable housing will be
the Council. Applicants are given priority is responsible for landlords and Registered needed in the future.
according to their circumstances. Often still Providers, local councils are overseen by the
referred to as a 'waiting list' but this is no longer Local Government Ombudsman. Stock-Transfer Authority – where a council has
accurate as those with lower level of need may transferred ownership of its rented housing stock
never be offered accommodation however long Registered Providers – shortened from to a Registered Provider.
they may wait. Registered Providers of Affordable Housing,
often these are what were previously known as Temporary Accommodation – where a council
Intermediate Homes – homes for sale or rent housing associations which operate on a not-for- has a duty to provide settled housing, but no
provided at a cost above social rent but below profit basis reinvesting any surplus into the suitable homes are available, they must provide
market levels. management and development of affordable suitable alternative accommodation until
homes but now includes some organisations permanent housing becomes available. In cases
Local Housing Allowance – benefit that is paid including property developers that have of emergency this may be bed and breakfast or
to help meet the cost of renting a home. shareholders and generate profits. hostel accommodation but only for a very short
term. If a home is not available within 6 weeks,
Local Housing Authority – the local council Section 106 Agreements – agreements made families must be provided with suitable, self-
responsible for ensuring housing needs, including between housing developers and the local contained accommodation for rent.
statutory duties to those who are council agreeing how they will meet the council's
Chelmsford Housing Strategy 2022 - 2027
Page 17Appendix 1 - Chelmsford: the housing and policy context
The Housing Strategy that we develop based Connected Chelmsford – “Bringing people Supplementary Planning Documents and
upon this consultation will play an important part together, empowering local people and Planning Advice Notes provide more detailed
in supporting the wider aims of our corporate working in partnership to build community information to help implement our policy
plan: capacity, stronger communities and secure requirements.
investment in the city”. This Strategy seeks to
Our Chelmsford Our Plan encourage a range of people and Chelmsford Health and Wellbeing Plan
organisations to build stronger communities,
Fairer and inclusive Chelmsford– “Develop for example community-led housing, and Improving poor housing, including fuel
and implement a new strategic approach to increase the level of investment in the City. poverty, enabling people to age well and
improve the supply and accessibility of alleviate loneliness and isolation – we will
affordable homes”. This is the purpose of this Chelmsford Local Plan work with Registered Providers and private
Strategy. landlords to address fuel poverty, and help
Identifies the current and future need for homes them make links with others who can support
A safer and greener place – “Develop a new in Chelmsford and policies that will help provide those tenants at risk of isolation.
environment plan, promoting a sustainable affordable homes and specialist housing:
approach to growth, development and Addressing the need for support for those
everyday living and a low carbon future and ꞏ Policy DM1 – developments of 11 or more experiencing domestic abuse and other
ensure that residents feel safe and homes should provide a mix of homes that households in need of temporary
adequately protected”. We can contribute to reflect local need and demand, 5% of new accommodation – this also links to our plans
reducing carbon use by setting standards for affordable homes should be suitable for users to develop more supported and specialist
the construction of new homes, making better of wheelchairs, and developments of more housing, reducing the need for temporary
use of existing properties and working with than 100 homes are expected to make a accommodation.
landlords to improve energy efficiency in contribution towards the provision of
existing homes. specialist housing in addition to the need for Providing help and assistance to those who
affordable homes. need adaptations to their home through the
Healthy, active and enjoyable lives – “Promote Disabled Facilities Grant programme – as
activities and initiatives to improve the Policy DM2 – developments of 11 or more well as making best use of available funding,
physical and mental wellbeing of Chelmsford homes must provide or make a contribution to we want to also create a better supply of
residents”. Specialist and supported housing affordable homes of which 22% should be homes that may be more suitable to meet the
provides a better environment for those who affordable homes for rent and 13% some needs of those with disabilities, especially
are vulnerable due to old age, disabilities, or other form of intermediate affordable homes, where adaptations to the existing home may
poor mental health, to retain their e.g. First Homes and shared ownership. be unfeasible.
independence.
Chelmsford Housing Strategy 2022 - 2027
Page 18Chelmsford City Council's Homelessness and The action plan focuses on 15 priority areas Localism Act – enables and encourages local
Rough Sleeper Strategy of work for the Council which include integrating authorities and communities to adopt more
on-site renewable energy within new flexibility and innovation including making better
Reducing the need and cost of temporary developments in particular the role the Council use of buildings to meet local need.
accommodation – this can be achieved by can have to help deliver low carbon affordable
improving the supply of the right type of housing – this will set standards for the
affordable homes. construction of new homes.
Enabling the development of specialist and The Council also has a range of powers and
supported accommodation for those at risk of duties that relate to this Strategy:
homelessness – this is one of the priorities of
this Strategy. Planning Acts – require the Council to assess
current and future housing requirements and
Increasing the supply of accommodation for create a Local Plan that will meet these needs
rough sleepers and those at risk of having to and demands.
sleep rough in Chelmsford – this is already
being achieved through the Homelessness Building regulations – ensure that new and
and Rough Sleeper Strategy, but this supply existing homes are safe and meet current
can only be maintained by ensuring there is standards including the reduction of carbon.
an adequate supply of more settled,
affordable homes for people to move on to. Housing Acts – give the Council powers and
duties to regulate landlords, ensure there are
Chelmsford Climate and Ecological suitable policies for the allocation of social
Emergency Action Plan housing that are effective in prioritising those in
greatest need and develop a strategic response
Chelmsford City Council declared a Climate to homelessness.
and Ecological Emergency in July 2019.
Homelessness Reduction Act – expanding the
ꞏ The declaration represents a commitment to duty of the Council and others to prevent and
take appropriate action to make the Council's relieve homelessness across a wider group.
activities net-zero carbon by 2030.
Chelmsford Housing Strategy 2022 - 2027
Page 19Appendix 2 - Chelmsford Housing Strategy Consultation
The consultation on the emerging draft Chelmsford Housing Strategy ran from 14 July 2021 to 15 September 2021. There were 71 comments in total from a
wide variety of groups and individuals including residents, developers, Registered Providers, voluntary and charitable organisations, statutory bodies, and
Parish/Town Councils. All responses were considered in detail and can be read in full at https://consult.chelmsford.gov.uk/kse/
This document presents a summary of the key comments received and details how we have taken them into consideration in the final version of the
Chelmsford Housing Strategy 2022 – 2027.
Table 1 below shows the questions and issues that received the most comments. Table 2 provides a summary of all comments received in the order in which
the questions were set out in the consultation document.
Table 1 - Most popular issues (10 or more)
Consultation Question Number Consultation Question Number of comments
3 Additional comments about the supply of affordable homes 21
1 Supply of larger affordable homes 20
23 Any other comments about the strategy? 19
17 Tackling empty homes 18
14 Helping people become homeowners 17
11 Other groups in need of specialist housing 16
16 Promotion of intermediate affordable housing 16
15 First Homes – who should be prioritised? 15
22 Keeping people informed of progress with the strategy 14
9 Housing for older people 11
19 Which partners to work with? 11
Chelmsford Housing Strategy 2022 - 2027
Page 20Table 2 - Summary
Question You said… We did…
Question 1: Do you have any suggestions as Introduce more flexibility and innovation in planning Include a new action to seek a more strategic
to how the Council could provide more policy for new developments, along with making mix of affordable homes on planning gain sites
larger affordable homes? better use of existing buildings through extensions, and publish a planning advice note on this.
bringing back into use empty homes and
maximising/incentivising housing delivery on Include a new action to reduce the number of
brownfield sites. vacancies and long-term voids in stock owned
by Registered Providers.
Increase intensification including 'building up' and
better sized rooms, with a focus on enabling a Include a new action to make better use of
higher occupancy in all sizes of dwellings. existing housing stock owned by Registered
Providers.
Help older people 'right-size' may help free up larger
homes and the need for financial subsidy if there is Continue to act to reduce the number of empty
a need to develop a higher proportion of larger homes.
homes on some sites or fewer homes overall but a
higher proportion of larger affordable homes. Include a new action to explore housing issues
relating to an ageing population and explore
Improve partnership working with Registered whether there is a need for a new strategy to
Providers and exploring new delivery deal with this.
vehicles/partnerships to improve supply.
Include a new action to join the Gateway to
Homechoice Scheme and a separate action to
explore new housing partnerships to maximise
the additional affordable housing supply.
Chelmsford Housing Strategy 2022 - 2027
Page 21Question 2: If you are a housing association, Improve data collection relating to people prepared Include a new action to explore housing issues
how could you help improve the supply of to downsize to make it more attractive to existing relating to an ageing population and explore
the existing stock and how could the Council tenants under-occupying homes. whether there is a need for a new strategy to
help you develop larger family homes? deal with this.
Prioritise under-occupiers on new build sites and
introduce a more flexible allocations policy to make Include a new action to make better use of
downsizing more attractive to existing tenants. existing housing stock owned by Registered
Providers.
Extend existing affordable housing, tenure
conversions from other affordable home ownership / Include a new action to convert other tenures
market products with financial support from the to affordable homes for rent.
Council.
Include a new action to reduce the number of
Prioritise housing for local residents. vacancies and long-term voids in stock owned
by Registered Providers.
Include a requirement for an applicant to have
a location connection to Chelmsford to qualify
to join the Housing Register.
Publish a First Homes Planning Advice Note
which includes local eligibility criteria for a
period of 3 months from when a home is first
marketed.
Question 3: Is there anything else you would Consider the importance of the type of tenure, Include a new action to explore ways to make
like to add? design, and policies for the allocation of homes. best use of the Council's housing policies for
the allocation of homes.
Manage competing priorities, in particular the
Council's statutory duties to those in greatest need, Include a new action to improve the supply
including those in temporary accommodation / and cost of temporary accommodation.
homeless and other demands such as key-workers,
local Parish-wide need and developing sites with a Commit to undertaking a new Strategic
balanced mix of affordable housing. Housing Market Assessment which will review
a range of needs.
Chelmsford Housing Strategy 2022 - 2027
Page 22Provide further guidance on First Homes and Publish a First Homes Planning Advice Note.
improving neighbourhoods.
Include a new action to increase a range of
Update the Strategic Housing Market Assessment to specialist housing that includes support.
inform decisions on balance of need.
Publish a Statistical Appendix which provides
Consider better targeting of temporary more detailed information on the Vision and
accommodation with appropriate support to release Actions in the Strategy.
more settled accommodation.
Retain focus on working with private sector
Focus on the role of a good private sector that offers landlords and blended support for the rented
longer tenancies. sector and its tenants, to recognise the equally
important functions of the private and public
Increase provision of affordable housing through the rented housing sectors.
planning system and monitor delivery through the
Local Plan and consider a different definition of Commit to review the affordable housing
affordable housing. policies in the Local Plan review commencing
this year, which will include an assessment of
Provide clearer information to a wider audience on different affordability levels within the
need and policies. definitions of Affordable Housing set out in
national planning policy.
Question 4: If you are a private landlord or Guarantee rent to private landlords to make them Retain a focus on working with private sector
letting agent, what type of support would you more willing to consider housing applicants needing landlords and blended support for the rented
like to see from the Council? Housing Benefit. sector and its tenants to recognise the equally
important functions of the private and public
rented housing sectors.
Question 5: If you are a tenant renting from a Continue working with us to support management Retain a focus on working with private sector
private landlord, how would you suggest the and sustainment of tenancies, promoting schemes landlords and blended support for the rented
Council could help you manage your and support already in place to those who need it. sector and its tenants to recognise the equally
tenancy? important functions of the private and public
rented housing sectors.
Chelmsford Housing Strategy 2022 - 2027
Page 23Question 6: Do you have any other ideas or Provide private rented sector incentives and limits Retain focus on working with private sector
suggestions as to how the Council could on level of rent in this sector. landlords and blended support for the rented
help support this sector to meet local sector and its tenants to recognise the equally
housing need? Give priority to local residents for affordable important functions of the private and public
housing and balancing demand to include lower rented housing sectors.
paid public sector workers.
Publish First Homes Planning Advice Note which
includes local eligibility criteria for a period of 3
months from when a home is first marketed.
Include a requirement for an applicant to have a
location connection to Chelmsford to qualify to
join the Housing Register.
Question 7: Is there anything else you would Recognise important role of private sector to a Retain focus on working with private sector
like to add? range of households and the long-term role it will landlords and blended support for the rented
play for households in the future. sector and its tenants to recognise the equally
important functions of the private and public
Increase the profile and provision of purpose-built rented housing sectors.
private rented housing as a mainstream form of
Commit to undertaking a new Strategic Housing
housing delivery.
Market Assessment which will review a range of
needs, including demand for purpose-built private
rented homes.
Include a new action to make better use of
Question 8: If you are a landlord, what could Review the financial limits, especially when an existing housing association stock, reduce the
the Council do to improve the ability to use extension is required which is more often the case number of empty homes and publicise the
Disabled Facilities Grants to make homes with specialist adaptations. Disabled Facilities Grant. When applied in
more accessible?
combination, there is potential to achieve greater
Consider greater flexibility on the type of works flexibility and impact for individual households in
eligible for grant funding and early collaboration on need.
new build wheelchair accessible dwellings.
Publish a Wheelchair Accessible Homes Planning
Advice Note which summarises the need for
wheelchair accessible affordable homes for rent
using information from the Housing Register and
will be updated annually.
Chelmsford Housing Strategy 2022 - 2027
Page 24Question 9. Do you think it would be helpful Ensure partnerships extend to charitable Commit to continue to speak with those we
if the Council worked with others to develop organisations as well as statutory bodies. have worked with in developing the Housing
a more strategic approach to meeting the Strategy.
housing needs of older people? Develop more flexible approaches and offer a range
of support and appropriate accommodation options. Include a new action to explore housing issues
relating to an ageing population and explore
whether there is a need for a new strategy to
deal with this.
Question 10. If you are a landlord or provider Consider having a joint protocol/approach with Include a new action to explore housing issues
of specialist accommodation what are the Essex County Council over the provision and relating to an ageing population and explore
issues the Council should be aware of management of specialist and supported housing whether there is a need for a new strategy to
regarding the development of specialist and review planning policy requirements on s106 deal with this.
accommodation? sites, so that specialist housing is provided on larger
sites. Also, CCC could consider whether any Include a new action to seek targeted
revenue funding, void indemnity cover or enhanced partnership working with Essex County
DFG can be provided. Council.
Question 11. Are there any other groups that Provide a more positive approach and clearer Include a new action to explore housing issues
should be considered? If so, what evidence guidelines regarding the implementation of planning relating to an ageing population and explore
should the Council look at to understand this policies to increase the supply of Gypsy and whether there is a need for a new strategy to
need? Traveller pitches and Travelling Showpeople plots. deal with this.
Address needs of homeless people and rough Include a new action to seek targeted
sleepers that require more support. partnership working with Essex County
Council.
Address the need for specialist accommodation for
Include a new action to seek a more strategic
autistic adults in collaboration with adult social care.
mix of affordable homes on planning gain sites
Address the need for move-on accommodation for and publish a planning advice note on this.
care leavers. Publish a Specialist Residential
Secure more flexible and suitable housing options Accommodation Planning Advice Note which
for older people. provides a method for calculating a commuted
sum in lieu of on-site specialist residential
accommodation that provides a flexible way to
meet the variety of needs identified in the
Housing Strategy.
Chelmsford Housing Strategy 2022 - 2027
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